Loft conversions are becoming increasingly popular as families across the UK are in need of more living room, without a big spend. And when loft conversion costs can start at as little as £15,000 for a good but straightforward home improvement project, it's worth looking into as an alternative to moving, or forking out on a full house extension.
Since most loft conversions are generally allowed under permitted development rights, there’s no need to go through the lengthy process of obtaining planning permission. And, another bonus is that you'll get the extra room you need, without having to sacrifice garden space, as is the case a conventional rear or side extension.
In this three page feature we go through the cost of loft conversions on this page one, followed by how to plan your loft conversion on page two and finally, page three will take you through the musts of designing a loft conversion and developing your space.
When you want more loft conversion ideas and inspiration, you can head to our dedicated feature.
How much will a loft conversion cost in 2020?
Loft conversion costs will vary depending on size, whether you'll need to alter its structure for staircase access, the type of conversion you're going for and where you live in the country, but as an average, loft conversion costs come anywhere between £30,000 and £50,000.
To break loft conversion costs down further, identify the type you are going for:
A basic, room in the roof conversion: for the simplest of loft conversions, usually involving floor reinforcement, skylight(s), insulation, a staircase, electrics, lighting and heating plus fire safety measures, loft conversion prices can start from around £15,000 (or around £1,150-£1,350 per square metre).
A dormer loft extension: including all the provisions above, plus a dormer window. This might be your next best option if the basic rooflight conversion doesn't offer enough head height or floor space. Expect to pay from £20,000 for a basic conversion; for the inclusion of an en suite and a finish suited to a master suite, you're more likely to pay £35,000 upwards (or around £1,250-£1,450 per square metre).
A mansard extension (see page two for more on this roof type): expect to pay £35,000 to £45,000 upwards (from £1,500-£2,500 per square metre).
A hip-to-gable extension (see page two for more on this roof type): expect to pay £25,000 to £30,000 upwards (costs range from £1,500-£2,500 per square metre).
Ready-made loft conversions, made off-site and craned into position are quick and will reduce labour costs, which can be beneficial if you live in an area where labour costs are higher. Expect to pay around £55,000.
A conversion that requires change of roof structure: this is obviously the most costly of options, since removing and rebuilding the roof will require an experienced designer and increase labour and material costs. This type of conversion is likely to cost upwards of £40,000 (or from £1,350-£1,550 per square metre).
Do loft conversions add value?
Loft conversions provide one of the best returns on investment you can get when it comes to extending, with experts suggesting they add up to 20% to your home (more on this below). To make it worth it, the cost of loft conversion shouldn't be greater than the added value to your property, so do the maths and be sure to check out the ceiling price for properties in your area to avoid disappointment before you start.
How to get a good return on investment
Adding a room to your house should increase its value by between £50,000 and £60,000. As most loft conversion prices only cost between £30,000 and £40,000 to complete, this is a considerable return on investment. Michael Holmes advises on budgeting:
- £1,150–£1,350 per square metre for a basic rooflight conversion
- £1,250–£1,450 per square metre for a dormer conversion
- £1,350–£1,550 per square metre for complex options
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You can find a more accurate estimation for your loft conversion with the help of our extension cost calculator.
Additional loft conversion costs – planning and professional fees
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Loft extensions can usually be completed under permitted development rights, but it is worth obtaining a Certificate of Lawfulness (£86) from your local council for the work.
Should planning be required, expect planning permission fees (£172); these may be included in your agreed contract with the loft company, but do check.
If you live in an attached house, you will need a party wall agreement with your neighbour(s). These typically costs from £700 to £1,000 per neighbour.
Building control fees (around £500, plus VAT) are also payable by the homeowner to the local authority or a government-approved, independent inspection company, to check that the work is as contracted and to issue building regulation certificates to prove that it has been carried out in accordance.
Find out more about planning permission, permitted development, party wall agreements and building regulations on page two.
You’ll find small companies will usually charge 10-15 per cent less than large companies.
Additional loft conversion costs – design fees
It's likely that design fees are included within your loft company's quote, but if you've appointed an architect to design your loft conversion, expect design fees from three to seven per cent of the construction cost, with a minimum of around £2,700 to £4,000 for the planning drawings, with construction drawings costing a similar. If you need a structural engineer to size roof joists, budget for £500 to £1,000.
If you have asked your architect to put the contract out to tender, appoint the builder and administer the contract, budget for a further three to seven per cent of the build cost. Or, you can agree a day or hourly rate for ad hoc site attendance.
The interior fittings of your loft extension will usually include the basics: sanitaryware; electric points and basic light fittings; door and window furniture; skirting and woodwork; possibly flooring. The price may also include basic decoration – often an all-over spray-paint with a white finish for walls and woodwork. For anything extra, you will need to ask for quotes on top of the original price.
The cost of loft conversion vs what you should spend
Given that a loft extension costs upwards of £30,000 (but often much more, particularly in large cities and in larger properties), there is a limit to how much you should spend on your loft conversion.
As aforementioned, if you plan on eventually selling the house, you will need to consider the ceiling price of your street – an estate agent can advise on this. Essentially, you want the value of your house to increase by at least the cost of your entire loft conversion, but by spending too much, you may over-value your own house, making it difficult to sell for an appropriate profit.
Comparing the quoted cost of your loft conversion, plus the value of your home, with the cost of moving to a larger house in the same area is a worthwhile practice in assessing the benefits of converting the space.
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Your house is valued at £270,000.
The loft conversion costs £50,000, making the projected cost of the home £320,000.
However, the ceiling price of your street is £300,000, making it impossible to recoup the £20,000 excess spent on a loft conversion.
If there is a house in your area with the space you require for less than £320,000, it is worth considering a move, rather than investing in the loft conversion.